By DON FENLEY

Zillow’s newest market heat analysis says there are some major changes in the Tri-Cities housing market. According to their economists’ latest Johnson City metro area is now a buyer’s market, Greeneville is a strong buyer’s market; and Kingsport-Bristol has shifted from a seller’s market to a neutral market. That’s a metro-level outlook using Zillow’s data.

A local county-level drill-down tells a different story. Local markets are stabilizing and moving toward a natural status, and buyers have more negotiation muscle, but housing market changes come at a snail’s pace.

According to the Northeast Tennessee Association (NETAR), Realtors Property Resource (RPR), and courthouse data, most Tri-Cities markets remain seller markets with inventory under 5 months. That’s slightly below the region’s pre-pandemic inventory level.

Only Johnson County sits in buyer territory, where elevated supply and longer marketing times tilt leverage toward purchasers. Across the region, median prices are mixed month-to-month but generally stable to up year-over-year, underscoring continued housing resilience heading into Q4 2025.

Generally speaking, local housing markets where active inventory has jumped above pre-pandemic levels have experienced softer home price growth (or outright price declines) over the past 36 months. Markets where active inventory remains far below pre-pandemic 2019 levels have experienced more resilient home price growth over the past 36 months.

Here’s a local county snapshot from NETAR, RPR and court house data. County data includes city markets in those counties.

Carter County – Seller’s Market

• Median Price: $263,500 (steady month-to-month)
• Sales vs. Ask: Homes are selling for 146% of asking, driven by limited supply and premium bidding.
• Inventory: 3.8 months down 5% from August.
• Market Note: Faster sales – median 18 days, 31% quicker than last month.

Greene County – Seller’s Market

• Median Price: $265,000, down 12% from August.
• Sales vs. Ask: 95.5% of list. Buyers regaining minor negotiating leverage.
• Inventory: 4.2 months, down -3% from August, up 30% from last year.
• Market Note: Median 32 days on market. Sales are moving 47% faster than August.

Hawkins County – Seller’s Market

• Median Price: $272,000, up 3%.
• Sales vs. Ask: 98.6%. That’s competitive but rational pricing.
• Inventory: 4.4 months, up 3% from last month.
• Market Note: Homes sell in 23 days, 28% faster than in August.

Johnson County – Buyer’s Market

• Median Price: $290,000, down 15% from last month.
• Sales vs. Ask: 94.2% – ample room for negotiation.
• Inventory: 7.1 months.
• Market Note: Median 82 days on market shows slower turnover and pricing adjustments.

Sullivan County – Tight Seller’s Market

• Median Price: $295,000, up 4% from August.
• Sales vs. Ask: 97.3% – buyers often meeting near-list pricing.
• Inventory: 3.2 months, down 1% from August.
• Market Note: Strong competition continues as active listings remain tight.

Unicoi County – Seller’s Market

• Median Price: $295,000, up 37% from August.
• Sales vs. Ask: 95.1% – slight discount but rising prices point to renewed momentum.
• Inventory: 3.2 months, down 1% from last year.
• Market Note: Modest supply and active new listings keep competition elevated.

Washington County, TN – Seller’s Market

• Median Price: $379,000 – steady trend.
• Sales vs. Ask: 104% – multiple offers common.
• Inventory: 3.2 months, down 1% from last month.
• Market Note: Median 22 days to close, 22% slower than August but still quick by historical standards.

Washington County, VA – Seller’s Market

• Median Price: $275,000, up 1% from last month.
• Sales vs. Ask: 96.4% – balanced pricing environment.
• Inventory: 4.4 months, up 6% from August.
• Market Note: Healthy activity with slightly more buyer choice than earlier summer.

Scott County, VA – Seller’s Market

• Median Price: $203,000, up 4% from last month.
• Sales vs. Ask: 93.4% – some negotiation space emerging.
• Inventory: 3.4 months, down 18% from August.
• Market Note: Inventory tightened significantly, sustaining pressure on buyers.

Categories: REAL ESTATE